TOWNSHIP OF MAHWAH PLANNING BOARD
JUNE 23, 2003
7:30 P.M. SUB-REVIEW COMMITTEE MEETING
I. OPENING STATEMENT
The combined public/work session meeting of the Planning Board of the Township of Mahwah, held at the Municipal Building, 475 Corporate Drive, Mahwah, NJ was called to order at 8:00 P.M. by Dr. Ross, Chairman. The Opening Statement was read according to the Sunshine Law, followed by the flag salute and roll call.
These minutes are a synopsis of the meeting. A verbatim recording is on file with the Board Secretary at the Planning Board Office, 475 Corporate Drive, Mahwah, NJ. Copies of the recording may be purchased for a fee.
PRESENT: Mr. Brotherton, Mr. Donigian (8:20), Mr. DaPuzzo, Mr. Jandris, Mayor Martel (8:05), Dr. Ross, Mr. Trent, Mr. Lamster
ABSENT: Mr. Muscarelle, Mr. Crean
PROFESSIONALS: Peter Scandariato, Esq., Malcolm Kasler, P.P., Michael Kelly, P.E.
II. APPROVAL OF BILLS
5/31/03 Kasler Associates, P.A. $350.00
A motion to approve the bill of Kasler Associates was made by Mr. Trent and seconded by Mr. DaPuzzo. All in favor.
III. APPROVAL OF MINUTES
A motion to approve the minutes of the June 9, 2003 meeting was made by Mr. Brotherton and seconded by Mr. Trent. All in favor.
FROM 12/16/02 MEETING
1. DKT. #440, VISTA BAHN EST., DENIAL OF SUBDIVISION
A motion to approve the denial resolution was made by Mr. Trent and seconded by Mr. DaPuzzo. A motion to waive the reading of the resolution was made by Mr. Brotherton and seconded by Mr. Trent. A roll call of members present revealed 5 yes votes by Mr. Brotherton, Mr. DaPuzzo, Mr. Jandris, Dr. Ross, Mr. Trent. Mr. Lamster abstained.
FROM 5/19/03 MEETING
1. BD-216-239-348, MALANDRUCCOLO, 34 GREAT HALL RD., SOIL
2. BD-216-239-314, SIMON, 34 TUDOR ROSE, ELEV. CHANGE
3. T/A 03-2018, GENERAL REPRODUCTION, 21 MCKEE DR.
4. T-03-005, TRAILER, 16 HARVIN PL., DENIED
5. T-03-006, WACHOVIA BANK, TRAILER, FRANKLIN TPK., APPROVAL
A motion to approve the resolutions was made by Mr. Trent and seconded by Mr. Brotherton. A motion to waive the reading of the resolutions was made by Mr. Trent and seconded by Mr. Brotherton. A roll call of members present revealed 6 yes votes by Mr. Brotherton, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent and Mr. Lamster. Mr. DaPuzzo abstained.
1. DKT. #403, PASSERINO, FINAL MAJOR S/D APPROVAL –
2. DKT. #443, HAWKS NEST, AMENDED SOIL & S/D APPROVAL
3. T/A #03-2014, ALPINE MEADOW, 160 FRANKLIN TPK. APPROVAL – Not on
4. T/A #03-2015, MAHWAH TREE, 160 FRANKLIN TPK., APPROVAL – Not on
5. T/A #03-2016, MY SISTERS COTTAGE, 75 RAMAPO VALLEY RD. – Not on
6. T/A #03-2017, TINO’S, INC., 8 EAST RAMAPO AVE., APPROVAL
7. T/A #03-2019, CELCO, 14 INDUSTRIAL AVE., APPROVAL
8. T/A #03-2020, WOO KIM, 3 MILLER RD., APPROVAL
9. T-03-007, QUALITY 1ST, (FRANKLIN HEIGHTS), TRAILER
10. T-03-008, STRYKER HOWMEDICA, 2 TRAILERS, 300 COMMERCE CT.
A motion to approve the resolutions was made by Mr. Trent and seconded by Mr. DaPuzzo. A motion to waive the reading of the resolutions was made by Mr. Trent and seconded by Mr. Brotherton. A roll call of members present revealed 4 yes votes by Mr. Brotherton, Mr. DaPuzzo, Dr. Ross and Mr. Trent. Mr. Jandris and Mayor Martel abstained.
V. OPEN TO THE PUBLIC – 15 MINUTES
A motion to open the meeting to the public was made by Mr. Trent and seconded by Mr. Lamster. All in favor.
Ken Gardner, 795 Darlington Avenue, Mahwah, NJ introduced himself. He was advised that the matter concerning 805 Darlington Avenue was on the agenda for this evening and he should hold his questions until the matter is heard.
A motion to close the meeting to the public was made by Mayor Martel and seconded by Mr. Trent. All in favor.
VI. WORK SESSION
1. DKT. #372A-2, STRYKER HOWMEDICA, SECURITY GATES
Bruce Whitaker, Esq., attorney for applicant introduced the Project Engineer, Andrew Missey. The applicant proposes modification of the two driveways into the site to create advance security checkpoints within the site in advance of the parking and loading areas. The first checkpoint is proposed at the Rt. 17 entrance and exit and the second is at the driveway being created from Corporate Drive.
The Route 17 checkpoint will be 250 west of the site from the Rt. 17 right of way. They will construct three islands within the 40 ft. wide roadbed and widen the pavement on either side of the islands. They will construct gates and communication devices for monitoring vehicles entering and exiting. They will install supplemental signage for traffic control. There will be supplemental pavement striping at the location.
The Corporate Drive checkpoint will be located 500 ft. south of and into the site from the new Corporate Drive intersection with the Stryker Howmedica driveway. They will construct three islands within the 30 ft. wide roadbed and widen the pavement on either side of the islands. They will construct gates and communication devices for monitoring vehicles entering and exiting. They will install supplemental signage for traffic control. In addition they will construct a new driveway link to the north driveway area and will not build the original link that was proposed to the north.
There is a combination retention/detention pond proposed to the south of the Corporate Drive checkpoint. This is consistent with the original plan. They will reconfigure the pond to accommodate this checkpoint.
No trucks will be permitted to enter off of Corporate Drive.
Soil movement for Corporate Drive will be decreased by 2,407 c.y. of cut. They will export an additional 3,221 c.y. from the site. This is in addition to the original plan.
Mr. Missey stated that the impact on the overall site is not significant. There will be 6,100 sq. ft. more impervious coverage on a 47 ac. site due to these checkpoints.
They will coordinate the traffic flows with Chief Batelli.
A Knox box will be constructed on site for police and fire officials to obtain keys.
Employees will have an access card to allow entry through security gates.
D.O.T. does not have jurisdiction over the Route 17 gate. Any backup will be controlled by the attendant at the gate. There is room for 20 vehicles to stack at the gate.
Parking at the front of the building will be for visitors and executives. The north parking area will serve the employees who work in the northerly portion of site and the westerly area will serve the employees who work in the plant. There will be exceptions to this. After a review with the Police Department, the applicant may recommend that the north parking lot have time restrictions on it.
A motion to grant conditional approval was made by Mr. Brotherton and seconded by Mr. DaPuzzo. A roll call of members present revealed 8 yes votes by Mr. Brotherton, Mr. Donigian, Mr. DaPuzzo, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent and Mr. Lamster.
VII. PUBLIC HEARINGS
A. BD-216-4161, 805 DARLINGTON AVE., SOIL
Amount of cubic yards of soil was omitted on the application. The Board voted to amend the application to include the cubic yards of soil and waive the notice requirement.
Joseph Zaniello of Schwanewede Engineering was sworn and qualified. They prepared the soil movement map. The applicant was not able to appear due to health reasons.
This application is for soil movement of 1,308 c.y. of soil to be brought into the site located at Block 18, Lot 21. This application is for the construction of a single family house with a set back of approximately 270 ft. from Darlington Avenue. The driveway is on the northerly side with a side entrance garage to the proposed house. There is a proposed pool in the rear and a small retaining wall in the front of the dwelling to the west. They propose changes in the rear to take care of roof runoff. There will be a 0% increase in runoff.
The application proposes the removal of 30 trees and provides 8 replacement trees. Mr. Kelly stated that the letter from the Environmental Commission dated May 2, 2003 did not approve the application. There are concerns with regard to the integrity of wetland. The Board would like to have the transition area permanently marked with markers. There is concern with the existing rock retaining wall being removed. Mr. Zaniello stated that the walls will be less than four feet and that the applicant will have no problem removing the wall in the front of her property. Mr. Kelly requested wall heights for the wall along Darlington Avenue.
The home will be hooked up to the sewer system in Darlington Avenue.
A snow fence will be put up at the transition area line during construction. Mr. Brotherton stated that iron stakes should be placed at the corners and the back of the property. The applicant’s engineer does propose wetland markers. The Board recommends that the approved transition area be delineated at all bends with iron rods. The applicant agrees to this.
Runoff will go to the enviro chambers north of the pool in the rear.
A question was asked as to where the backwash from the pool will go. The applicant’s engineer will obtain that information.
Building height was discussed and it was decided that the Building Dept. should review the plans and advise whether a variance is required.
A motion to open the meeting to the public was made by Mr. DaPuzzo and seconded by Mr. Brotherton. All in favor.
Ken Gardner, 795 Darlington Avenue, Mahwah, NJ introduced himself. Mr. Gardner owns the property to the south of the proposed site. He discussed the elevation of the house. He spoke about the grade of the property. He stated that the water table is critical. The applicant’s engineer stated that a soil log has not yet been done.
Debbie Mc Guire, 815 Darlington Avenue, Mahwah, NJ. stated that she has a berm full of vegetation and she feels her driveway would be under water. She has telephoned the DEP and requested that someone come out to see the property.
The Board would like to see a report from the Building Department and have the engineer discuss the issues as to “exceptional value” with the DEP.
A motion to close the meeting to the public was made by Mr. Brotherton and seconded by Dr. Ross. All in favor.
This matter was carried to July 28, 2003. The applicant will renotice.
B. DKT. #459, KKTT, (NOBODY’S INN) FRANKLIN TPK., AMEND.
James Jaworski, Esq. appeared on behalf of the applicant. Notice was in order. This property is in the B-12 zone. The applicant is seeking variances for existing building and parking setbacks.
In the course of doing demolition the applicant encountered difficulties in maintaining the historical structure. Difficulties were encountered with regard to improper repairs and fire damage which was not repaired, crumbling foundation and structural members which are not properly supported. The job was stopped by the Building Department at certain points. The applicant secured a structural repair permit from the Building Dept. in order to save the structure from collapsing. Mr. Jaworski’s letter of May 22, 2003 together with photos of structural damages was marked as “Exhibit A-1”.
Dennis Nicolaysen, 730 Colonial Road, Franklin Lakes, NJ, structural engineer was sworn in and qualified. He has been at the site and discovered that the roof structure was beginning to spread due to lack of support. They will have to design beams to support the roof in three locations. The one foundation wall in the basement was a poorly constructed wall which was in the process of disintegrating. This will require underpinning. The roof structure in the rear had a fire along the wall which damaged the beam that supported the major portion of the roof. It was recommended that this part of the structure be taken down.
A motion to open the meeting to the public was made by Mr. Lamster and seconded by Mr. Brotherton. All in favor.
A motion to close the meeting to the public was made by Mr. DaPuzzo and seconded by Mr. Trent. All in favor.
Mr. Weisman, 686 Godwin Avenue, Midland Park, NJ was sworn in. Mr. Weisman was previously qualified as an expert in civil engineering. He presented and reviewed the “Site Plan, Soil Erosion and Sediment Control Plan, Lot 6, Block 71, 150 Franklin Turnpike, dated 4/4/73, rev. 5/28/03”. He stated the parking area requires renovation. They propose curbing and landscaping. A patio is proposed for the south side of the building. There are two entrances that access Franklin Turnpike that will remain. Drainage was discussed. A waiver for drainage area within 500 ft. is being requested. They will be providing storage and there will be less runoff from the site.
There will be 42 parking spaces. There will be 80 inside seats and 25 seasonal seats in the patio to the south of the building. This meets the requirements of the ordinance. Other than the existing nonconformities, building setback and parking setback, there are no variances being requested.
The first floor is 2,579 sq. ft., the second floor is 1,099 sq. ft. The total new sq. ft. of the building. 5,756.5 sq. ft.
Total soil movement will be 160 c.y. and a total fill 15 c.y.
Part of the basement will be excavated for storage. There will be an additional 178 c.y. additional excavation for basement. The applicant proposes a total excavation of 338 c.y. They have amended the application to reflect this.
Russell Heflek, President of State Line Group was sworn in. He stated that there was no new construction in the existing building. There was an area of excavation and block work done in the new area.
The proposed streetscape will be in accordance with the Township’s recommended lighting and streetscape plan.
The applicant amended the application so that any signage will be pursuant to building permits only.
Applicant will provide 500 ft. drainage area map. Drainage design will be provided. The site triangle easements should be shown on the plan and it should be demonstrated that unobstructed site distances are provided along Franklin Turnpike. The Town needs a lighting plan to show that the parking lot improvements proposed meet the Township’s requirements. The debris in the ditch will be removed.
The site plan should be revised to show the correct number of stories for the building.
The building will be handicap accessible.
The applicant stated that this building is not on the historic register. The original Joyce Kilmer house is gone. The historic commission wanted the original wooden sign saved. The sign is being saved and may be used as part of the internal decoration. Mr. Donigian suggested that the applicant might leave the original name due to the fact that the building is somewhat of a historical landmark in Mahwah.
A motion to open the meeting to the public was made by Mr. Brotherton and seconded by Mr. DaPuzzo. All in favor.
Audrey Artusio, 214 Miller Road, Mahwah, NJ introduced herself and questioned how much of the historical integrity will be kept.
The applicant stated that they have tried to preserve the existing detail of the roofline. They hope to match up the new entrance with the existing building. They will keep the beams and fireplace.
A motion to close the meeting was made by Mayor Martel and seconded by Mr. Brotherton. All in favor.
A motion to grant conditional approval was made by Mr. DaPuzzo and seconded by Mr. Donigian. A roll call of members present revealed eight (8) yes votes by Mr. Brotherton, Mr. Donigian, Mr. DaPuzzo, Mr. Jandris, Mayor Martel, Dr. Ross, Mr. Trent and Mr. Lamster.
C. DKT. #455, WOODCLIFF LAKE DEV., CAMPGAW RD., MAJ. S/D
Thomas Van Dam, Esq. appeared on behalf of the applicant. Mr. Schlessinger discussed the engineering aspects of the plan. The original plan, page 1, was marked Exhibit “A-2” The complete set of plans with a revised date of 6/02/03 was marked Exhibit “A-8”. An L.O.I. has been issued by DEP regarding the wetlands. The project is serviced by Municipal water. They will tie into the main on Fike Road and close the loop out to Campgaw Road. There were recommendations made by the Fire Code Official and the applicant has complied and received their acceptance letter. The site is serviced by sanitary sewers. Because of the elevations ½ will be a normal gravity system and ½ pressure system. Note #15 on the plan shows which maps will be serviced by gravity systems and which ones will be serviced by a pressure system. The details have been sent to Malcolm Pirnie and the applicant has some amendments that must be addressed and they will be addressing them shortly.
There will be zero increase in runoff. They have provided three water quality basins. Lots 13, 14 and 15 are served by one water quality basin. The house in the southeast corner, Lots, 1, 2 and 3 roofs will go to the water quality basin. The street drainage one-year storm is sent into the water quality basin. Any storm greater than the one-year storm will continue to the stream. Lots 10 and 11 will be directed to another quality basin. The roof leaders for Lots 6, 7, 8, 9, 10, 11 & 12 will go into a water quality basin. There is some compensation for detention for Lot 4 and driveway and roof for Lot 5.
The lake will be smaller once they lower the dam. The applicant feels that they can excavate the lake without a permit. Boswell stated that they would need verification of this. The applicant will comply. The applicant would like to make the lake at least four feet deep.
There is a recommendation from the Police Department and the Bergen County Planning Board that the configuration of Glenmere Terrace needs to be redesigned. Mr. Schlessinger stated that the Township Ordinance and RSIS permit an offsetting of road if the centerline dimension is 150 ft. Applicant will widen the road and install curbing along the entire frontage of the property, Meadowlake Drive name will be continued. With regard to sidewalks along Campgaw Road the applicant will conform to whatever the Board suggests.
“Buffer Averaging and General Permit Plan, Lots 1 and 2, Block 145 dated 6/1/03” was marked as “Exhibit A-9”.
An Environmental Impact Statement is in the process of being prepared.
A noise study on the Route #287 side of property and the extension of the berm is still being discussed with the DOT. If DOT does not approve the berm they will provide an alternate means of noise attenuation. This will be addressed at a later meeting.
Mr. Schlessinger discussed the requested waivers and variances. The applicant is seeking a depth variance. They are requesting that the Board look into the necessity of a variance for height of retaining walls.
RSIS exceptions and waivers were discussed. The applicant is requesting slope waivers. Boswell’s report of June 20, 2003 was reviewed.
Drainage calculations will be submitted shortly. They have met with the Bergen County Soil Conservation District. The General Permit Plan and Buffer Averaging Plan will be in Trenton shortly. The dam permit is pending.
The Historic Sites Committee suggested that the proposed structure on Lot 10 be placed as far south as possible to maintain the existing tree coverage.
“Soil Movement Plan Lot 2, Block 145 dated 12/10/02” was marked as “Exhibit A-10”.
There will be a total cut of 14,135 c.y., fill of 10,046 c.y. and export of 4,089 c.y.
If the applicant receives permission from the State the fill material will be used for the berm.
The applicant proposes dedication of an easement to the Township around the detention basins and similarly the two retaining walls that are located around the roadway in the vicinity of Lots 12, 13, 4 and 5. They are proposing a roadway easement to the Town. There will be a homeowners association to maintain the water quality, the dam and pond.
A motion to open the meeting to the public was made by Mr. Trent and seconded by Mr. Brotheton. All in favor.
Patricia Santangelo, 17 Meadowlake Drive, Mahwah, NJ questioned whether there was any intention of widening Fike Road. Mr. Schlessinger stated yes approximately 8 to 10 feet.
Audrey Artusio, 214 Miller Road, Mahwah, NJ had questioned whether there have been any problems with the dam since it was built. Mr. Schelssinger said none that he knew. She questioned the result that lowering the water table would have on wells in the area. She questioned how many trees are being removed. Mr. Schlessinger stated 459.
Robert Ambrose, 23 Windsor Terrace, Mahwah, NJ questioned whether the plans were available in the Construction Office and whether he would be able to ask questions at a future meeting.
Frank Morissey, 368 Campgaw Road, Mahwah, NJ questioned information regarding topography.
Patricia Stone, 335 Campgaw Road, Mahwah, NJ questioned what percentage of the parcel is affected by soil movement. Mr. Schlessinger will review his plans and obtain the figures by the next meeting.
Mike Beatrice, 1 Glenmere Terrace, Mahwah, NJ asked if the roadway was conforming in all respects. Mr. Schlessinger stated yes. He questioned groundwater levels. He questioned soil movement amounts. He asked if they were elevating the lots from where they are now. Mr. Schlessinger stated yes. Mr. Schlessinger stated that they are not going to crown the property. He questioned tree removal along Campgaw.
Sound monitoring equipment and data were discussed.
This matter was continued to July 28, 2003.
VII. WORK SESSION:
A. PROPOSED ZONING ORIDNANCE, REVIEW – Off to July 28, 2003
B. COMMITTEE REPORTS
C. OLD/NEW BUSINESS
1. CORRESPONDENCE FOR OUR INFORMATION
A motion to adjourn the meeting was made by Mayor Martel and seconded by Mr. DaPuzzo. All in favor. The meeting was adjourned at 11:51 P.M.
These minutes were prepared by Joan Mandle
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